We have agreed to purchase a house in Abergavenny. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is UBS your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties countrywide and is not isolated to Abergavenny.

We expect to receive a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Abergavenny solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Abergavenny solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I have decided to exercise my right to buy my property in Abergavenny off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

Due to the encouragement of my in-laws I had a survey completed on a property in Abergavenny prior to instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend refuse to issue a mortgage on such a premises.

It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Abergavenny. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Abergavenny to see if the conveyancing will be more expensive.

How straightforward is it to use the search tool to select a conveyancing lawyer in Abergavenny on the authorised to act for my lender?

Step one is to pick a bank such as Lloyds TSB Bank, Chelsea Building Society or Aldermore then choose your preferred area such as Abergavenny. Conveyancing practices in Abergavenny and further afield should be identified.

I have recently realised that I have 68 years remaining on my lease in Abergavenny. I now want to get lease extension but my freeholder is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the landlord. On the whole a specialist may be helpful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Abergavenny.

Abergavenny Leasehold Conveyancing - Examples of Questions you should ask before buying

How many of the leaseholders are in arrears for their maintenance charge payments? It would be sensible to discover as much as you can about the company managing the block as they will either make your life much easier or much more difficult. As the owner of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to day to day matters like the cleanliness of the common parts. Don't be shy to ask prospective neighbours what they think of them. On a final note, be sure you know the dates that you are obliged pay the service charge to the appropriate party and precisely how they are spending that money.

Why is it not possible to complete our conveyancing in Abergavenny on May bank holiday?

This is due to the fact that on completion the funds will pass between the banks of the buyer and owner’s conveyancing practitioner and at present this can only occur on a working day. It is not possible to complete on a weekend either.